Sellers are sophisticated enough to pick the best offer, they only see the price and the terms, any other negotiating tactics are a waste of time.  

Or that they’ll be able to use a highly sophisticated technique that can really only successfully be utilized when all the stars align and in circumstances that occur irregularly and need to be recognized as such, always by an experienced real estate investor.  

At that time I am not sophisticated enough.

You listed two but in broader terms financing (assumable, owner financed, sub to, fha, new 95% OO LTV that in most ways is superior to FHA, dscr, F/f conventional, NACA, VA, etc), value adds (development including ADU, upzoning, traditional rehab, sophisticated value adds that leverage localized rules, coop/tic, etc),  property types (residential, commercial residential, land, storage, MHP, industrial, office, camping, hotel/motel, etc), passive/active investment methods (GP, LP, REIT, nnn, self managed, pm, flipping, mineral right, lumber rights, etc), residential rent models (LTR, STR, MTR, rent by room, student housing, arbitrage, etc).  

I think that piece would speak to the more sophisticate audience.

YES, that was the whole thing, shovels and wheel barrows, literally, not 1 piece of machinery was used. 

But sophisticated investors have a certain asset allocation mix with REI say 10-80% of their portfolio.

I stand corrected.You cannot use Section 179 for a roof replacement on a real estate property because Section 179 is meant for equipment and certain other types of tangible personal property that businesses use in their operations, like machinery or computers.

a gas station should only be purchased by a sophisticated purchaser- not a novice purchaser.

More sophisticated and experienced investors, and those employing knowledge attorneys will understand that while not an absolute, a REG D offering offers some amount of comfort in that the sponsor has placed his offering on a more “sophisticated” level than an intrastate or general exemption offering.